After the walkthrough you get a proposal written for your home. Here's how one reads, for an example kitchen remodel. Tap any line to see what it covers and what it doesn't. Amounts are left out on purpose: every project is priced for the house it's in.
Covers: measuring the house, two layout options, one revision round, three selections meetings (cabinets, surfaces, fixtures and lighting), and the drawings the city needs for the permit.
Not included: structural engineering, if the wall turns out to be load-bearing. That's quoted on its own line once we know.
Covers: preparing and filing the permit, meeting every inspector, and reporting each inspection in your Friday Report.
How the fee works: the city's fee is passed through at cost, with the receipt.
Covers: protecting floors and paths, a dust barrier before anything comes down, removing the existing kitchen, and hauling every load away. A temporary kitchen set up in another room.
Not included: anything we find behind the walls. If we find something, you hear about it the same day as its own change order.
Covers: opening the wall to the drawn size, installing the header the drawings call for, and framing the island's support.
Good to know: if the engineer calls for more than the drawings assume, it comes to you as a change order before any work.
Covers: moving the sink to the island, new supply and drain lines to it, the dishwasher and ice-maker connections, and setting the faucet and disposal you choose.
Not included: replacing old pipe beyond the kitchen. If the house's pipe is galvanized, we'll show you and price it separately.
Covers: the circuits a modern kitchen needs, outlets to code including the island, recessed lights, pendant boxes, under-cabinet lighting and dimmers. A walk-through with you to place every one.
Allowance: light fixtures you pick are covered up to an allowance (see below).
Covers: closing and finishing every opened wall and ceiling, smooth enough to pass a raking light, then primer and two coats in the colors you choose.
Covers: installing the cabinets level and true, fillers and panels, crown and toe-kick, and the hardware.
Allowance: the cabinets themselves are an allowance, a set amount for the cabinets you choose. If your choice goes over it, you see the exact difference in writing and approve it before anything is ordered.
Covers: templating after the cabinets are set, fabrication, installation, the sink and cooktop cut-outs and sealing.
Allowance: the slab is an allowance, chosen with you at the stone yard.
Covers: a layout drawn so the cuts land where you won't see them, setting, grout and sealing.
Allowance: the tile is an allowance per square foot. Handmade tile can carry a longer lead time; we'll tell you before you choose.
Covers: a final walk-through with you, a written punch list with every item closed and photographed, a deep clean, and your closeout folder: warranty, care guide, permit sign-off and every Friday Report.
One number at the bottom, every line above it. No packages, no ranges.
Not a job. A standard.